Spring Valley, CA—91978
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Spring Valley, CA
Home Price Trends — Spring Valley, CA
As of Oct '25, the median home price in Spring Valley, CA is $808,000, with a year-over-year change of -3.2%. This indicates that home prices in Spring Valley, CA are decreasing. According to Zillow, the 1-year price projection is 0.6%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $808,000 | -3.2% |
| Single Family | $830,000 | -3.6% |
| Condos | $505,000 | -3.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $505,000 | -4.0% |
3 Bed | $794,000 | -3.4% |
4 Bed | $870,000 | -3.8% |
| 5 Bed | $1,051,000 | -1.0% |
% of Housing Stock
Rental Trends — Spring Valley, CA
As of July '25, Rentcast reports the average rent in Spring Valley, CA is $3,140, with a year-over-year rent change of 6.4%. Per bedroom, the median rent as of July '25 in Spring Valley, CA is studios: $1,780, 1-bedrooms: $1,720, 2-bedrooms: $3,000, 3-bedrooms: $3,700, 4-bedrooms: $5,250. The most common rental property sizes in Spring Valley, CA are 2-bedroom and 3-bedroom, accounting for 39.1% and 26.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,700 | $3,140 |
| Studio Rent | $1,780 | $1,780 |
| 1 Bed Rent | $1,250 | $1,720 |
| 2 Bed Rent | $2,700 | $3,000 |
| 3 Bed Rent | $3,700 | $3,700 |
| 4 Bed Rent | $4,800 | $5,250 |
% of Rental Stock
Property Listings — Spring Valley, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Spring Valley, CA is 41. This is a increase of 61.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 42.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $515,000 | -19.0% |
Listing Count | 19 | 22.0% |
| Listings as % of Homes | 0.3% | 22.0% |
Days on Market | 41 | 61.0% |
Demographics — Spring Valley, CA
As of the latest ACS Survey released in 2023, Spring Valley, CA has a population of 10,500, which has remained stable by -0.1% over the past 5 years. Spring Valley, CA is a moderately popular place for families, as children make up 23.6% of the population. The area has a moderately educated workforce, with 30.6% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 12.1% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 10,500 | -0.1% |
% Under 18 | 23.6% | -11.6% |
% Seniors | 14.1% | 5.2% |
% WFH | 12.1% | 137.3% |
% w/ College Degree | 30.6% | 14.6% |
As of the latest ACS Survey released in 2023, Spring Valley, CA is a predominantly white area, with 39.1% of the population identifying as white. The white population has shrunk by 12.9% in the last 5 years. The second most common race or ethnicity in Spring Valley, CA is hispanic, making up 36.7% of the population. Foreign-born residents account for 21.8% of the population in Spring Valley, CA, and this percentage has increased by 44.4% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 39.1% | -12.9% |
% Black | 11.5% | 15.0% |
% Hispanic | 36.7% | 15.4% |
% Asian | 6.1% | -1.6% |
% Foreign Born | 21.8% | 44.4% |
Mortgage and Risk — Spring Valley, CA
According to HUD data as of 2023, there were 111 mortgage originations in Spring Valley, CA, of which 69.0% of loans were conventional mortgages. The average loan-to-value was 61.0%, with 24.0% above 90% LTV (very high). This implies large mortgage risk in Spring Valley, CA. Investor activity is low, as 2.0% of loans were by investors. 9.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 111 |
% Conventional Loans | 69.0% |
% Government Loans | 31.0% |
% Investor Loans | 2.0% |
% Second Loans | 2.0% |
% Cash Out Refinance | 9.0% |
Loan Activity
Rentals and Section 8 — Spring Valley, CA
As of 2024, the percent of homes in Spring Valley, CA under the Section 8 program is 15.4%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Spring Valley, CA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 172 |
Total Units Section 8 | 172 |
% Rentals under Section 8 | 15.4% |
% Occupied Section 8 | 79.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $1,260 | $1,250 | $2,510 |
| 2 Bedroom | $410 | $2,700 | $3,110 |
| 3 Bedroom | $460 | $3,700 | $4,160 |
| 4 Bedroom | $260 | $4,800 | $5,060 |
Affordability — Spring Valley, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6.6 |
| Median Home Price | $808,000 |
| Median Household Income | $112,000 |